2021-03-15 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                 15 MARCH 2021


   As part of the Information Request the applicant was requested to demonstrate how a tree
   lined access to Cooroy would be maintained and how the development would present to the
   various vistas around the site. It was requested that a visual amenity analysis be provided
   including photomontages of the development from key aspects, including the north and south
   approach of the highway, Ferrells Road intersection, Myall Street roundabout and key
   elevated sites off Cooroy Mountain Road. The applicant provided a written response only
   with no photographs provided. The response maintains that the 10 metre mounded and
   planted buffer will generally mitigate the loss of the existing open grassland view.
   It is agreed that the proposed landscaping treatment will assist in maintaining a ‘treed’ entry,
   however, the proposed development will still significantly compromise this outlook due to
   significant earthworks and replace the outlook with high density built form and an acoustic
   fence. The following plan from the applicant’s acoustic report details the recommended
   height and location of the acoustic barrier and may be subject to change based on DTMR’s
   requirement for a revised acoustic report.




                   Figure 15: Acoustic barriers recommended in acoustic report

   The proposed landscape buffer while will assist in partially screening the development, it will
   not maintain the scenic character attributed to the landform and grassed paddocks which
   form the current rural vista. It is also noted that some dwellings to the northern end of Myall
   Street frontage will be on up to 3.5 metres of fill, and consequently there are parts of the
   retaining wall which will be approximately 3 – 4 metres above the existing natural surface
   level. Dwellings to the southern end of Myall Street will be approximately 4 metres below
   Myall Street. It is therefore likely that views into the site will be dominated by built form
   including a continual ‘sea of roofs’ particularly where the development is situated lower than
   the road level.
   The development will also not appear as a logical extension to existing development being
   separated from the township by the golf course and will therefore appear quite out of place.
   The significant extent of earthworks required demonstrates that the site is not suitable for the
   proposed development with the planning scheme seeking site responsive design in order to
   minimise the extent of cut and fill.
   Furthermore the proposal is not consistent with the Local Government Infrastructure Plan
   (LGIP) as it seeks a high density development on land outside of the Priority Infrastructure
   Area (PIA). It is noted that with regards to residential dwellings the LGIP is based on an
   assumption that the total number of residential dwellings across the entire Shire will increase
   by 1,399 in the years 2016 -2021, with an additional 510 dwellings by 2026. This represents

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